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10 Questions You Should Ask Your Potential Contractor

August 20, 2009 at 9:30 am | Category: Remodeling Contractor

1. Are You Licensed?


Always make sure the company you are considering is properly licensed. Also, remember that anyone can say they are licensed, make them prove it with a copy of it, check the expiration dates, you can call the issuing authority and verify their licensing is in good standing.

Colorado has no state-wide licensing of general contractors. Licensing is done on the local level, (1) either by the county or (2) the city you live in. Some counties have no licensing requirements at all (Jefferson county). While it could be possible for a general contractor to not be licensed if he only worked in Jefferson county and always outside the city limits of Arvada, Conifer, Lakewood or Littleton, it would be highly unlikely for anyone to be making a living working in the exception areas only. Legitimate contractors carry multiple licenses in a variety of areas they work in steadily.

What are the risks? Generally contractors without licenses don’t have them for a reason, which is a huge red flag. Licensing requires passing written tests on codes and building practices, experience requirements and many other aspects that prove you are competent at what you are doing. If somebody isn’t licensed there is probably a really bad reason why not.

2. Do You Carry General Liability Insurance?


Make sure the company you are considering carries general liability insurance. This is the insurance that protects your home from damage or negligence of the contractor, his employees or any sub-contractors he hires and brings on your property. A one million dollar policy is the standard of the industry. Also, remember that anyone can say they are insured, make them prove it with a copy of his insurance certificate, check the expiration dates, you can call the issuing authority and verify their insurance is in force.

What are the risks? If something goes wrong you have three choices, (1) to pay for the damages and repairs out of your own pocket. (2) to go after the contractor for the costs, which means suing him. Which of course is the where the real problem starts. If a contractor can’t afford to carry insurance what are the chances that he has anything to sue him for? You can get a nice judgment of $50,000 against him, but how do you collect it from a guy that does everything illegally anyways and doesn’t have anything of value? (3) you will have to ask your homeowners policy to cover it. There is no guarantee of course that they will cover the loss. Insurance companies do their best to protect themselves by having verbiage in their contract with you that might require you to only hire licensed contractors and prove the work has been properly permitted. Contractors without insurance usually don’t follow many of the other rules that insurance companies usually require either.

3.Do You Carry Workers Compensation Insurance?


Make sure they carry workers compensation insurance. It protects you from liability if a worker is injured while on your property. Be aware that if the contractor doesn’t carry workers’ compensation coverage, you will be liable for any injuries suffered by the contractor or any of his employees on your property.

If the contractor is a one-man operation, he can be exempt from having to carry workers’ compensation insurance. Ask him to show you his certificate of exemption from workers’ compensation. This is very risky for you thought. If he shows up with a helper and the helper gets hurt, with no workers’ compensation insurance, you may have to pay the medical bills. If the uninsured contractor is sloppy about verifying his sub-contractors workers compensation insurance and the sub-contractor gets hurt, again you may have to pay the medical bills.

What are the risks? Basically if anyone gets hurt while working on your home and they aren’t covered by having workers comprehensive insurance coverage, you will be responsible by law for their medical treatments, which can be as simple as a few thousand dollars for a minor injury to hundreds or thousands for a major one.

Bottom line – It is always safer to deal with a fully insured contractor.

4.Do You Guarantee Your Work?


This is one of the most forgotten questions for customers. You wouldn’t buy a car without a warranty would you? Ask about the warranty and ask if it is in writing. Never accept a verbal warranty of “If something breaks, don’t worry, I’ll fix it.” a verbal warranty will be worth the paper it is printed on. Always insist on a warranty in writing. The warranty should clearly spell out what is covered and what is not and how long the warranty is good for. A one year warranty is the minimum you should expect, two years is better.

What are the risks? It’s pretty simple, with nothing in writing you have no warranty. The moment the contractor cashes your final payment you have nothing to protect you from poor workmanship or an innocent defect.

5.Do You Provide References In Writing?


A good contractor will be happy to provide you with dozens of written references. One of the best ways to gage a companies abilities is by talking to their past customers. Ask them how well the company met their promises, did they deliver on time, and most importantly would you hire them again or recommend them to others? Ask them what they like the most about working with them and what they could have improved upon.

What are the risks? Basically you are entering blindly into a relationship with someone on nothing but blind trust and hope. Most people operate in a pattern of repetition. Hopefully you got lucky and the person you hired will be one of the contractors who does competent work.

6.Will You Provide Me With Written Lien Waivers?


Your contractor should have no problem providing you with a written lien waiver at the end of the job. This is a legal document which say’s you have paid the contractor in full for the services rendered by the contract and the contractor waives his right to place a mechanics lien on your property. A good general contractor will also provide you with lien releases from any sub-contractors that do work on your project such as electricians or plumbers. This protects you in case the contractor doesn’t pay his sub-contractors after you have paid him in full. Without a lien release from the sub-contractors you will be liable for paying them. This amounts to you paying them twice!

What are the risks? Paying for the work twice. The lien laws in Colorado favor anyone working on your home and not you. A general contractor can sub-contract work to anyone they choose and not pay them for that work and that sub-contractor can hold you responsible for paying them, no matter if you paid the general contractor already or not.

7.Who Will Be In Charge Of The Job Once It Starts?


Make sure the contractor himself or one of the high-level foreman/lead carpenters is on the job daily whenever work is being performed – especially when sub-contractors are being used. The responsible party must be intimately familiar with all aspects of your project. Remember, If you won’t be home during the construction you will be leaving your house unlocked, or leaving a key with the contractor, you must feel comfortable. You can’t be worried about what is going on when you are not home.

What are the risks? The risks are many and varied, basically you are hiring the general contractor who you have met and has established a level of trust with you. However, many contractors are nothing but salesman, acquiring the job and selling it to someone else to complete. Someone who you have never met and have no control over choosing to do the work. Even if the contractor keeps the work in house, who is going to show up everyday? Will it be the contractor or his foreman with years of experience, or will it be unskilled and unsupervised workers?

8.Do You Pull All The Required Building Permits?


Some contractors hate to pull building permits because they add costs to the project and they slow a project down. But is very important that your contractor pull all required permits, this is your only assurance that things will be done to code. Inspections put a independent 3rd party in your corner and offer you protection. Also most homeowner’s insurance policies will only cover your home for work that is properly inspected.

Some contractors may ask you to get the permits. This is usually a warning sign that they are not able to pull the permit because they are unlicensed, or the work is outside of their license.
What are the risks? Your home is your biggest investment, you may be putting it unwillingly at risk as most homeowner’s insurance policies have clauses that allow them to not pay claims coming about from illegally done work.

9.What Professional Organizations Are You A Member Of?


Well established companies are affiliated with professional organizations such as the Better Business Bureau and industry related organizations such as the NKBA (National Kitchen and Bath Association), NARI (National Association of the Remodeling Industry), or NAHB (National Association of Home Builders), In all cases, these organizations only attract conscientious contractors interested in bettering the industry and in weeding out unprofessional contractors. In order to become a member, the contractor’s background and references are thoroughly investigated. While a new contractor may not be a member of any professional organizations, it is highly unlikely an established contractor would not be a member of at least one, unless there is a reason that he cannot join.

What are the risks? While the risks may be minor, there are contractors that just don’t belong to any professional organizations, they are the rare exception and the vast majority of substantial companies do belong, because they understand the benefits of continuing education and peer review.

10. Ask Questions About How They Work


I can’t stress how important this information can be to you, ask questions such as how do they perform their work, what time do they start, how will you protect my carpets, how will the trash and debris be handled, do you work straight through a project? The answers to these questions will give you a clear picture of what type of contractor you are dealing with.

What are the risks? Maybe none or maybe you are in for a big surprise once work starts and you find yourself in a mess. Do yourself a favor and ask some specific questions so you can make an informed decision before you find it too late.

If you are looking for a Denver remodeling contractor then please call 303-833-4715 or complete our online request form.